4108 Heaton Ter · North Port, FL 34286

$379,900

4 bd · 2.5 ba · 1,839 sqft · Land · 67 Days on market

Built 2025 10,000 sqft lot $207/sqft · 13% above area Est $337k · 13% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +6.0/30.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market, this home is a showstopper! Motivated Builder. No FLOOD, No HOA, and No CDD fees. Enjoy 1% toward closing costs and a complimentary appraisal with our preferred lending partner. Welcome to this stunning brand-new home offering 1,839 sq. ft. of elegant living space, thoughtfully designed for modern comfort and style. This residence features 3 spacious bedrooms plus a versatile flex room or den, perfect as a fourth bedroom, home office, or creative space. The open-concept layout connects the kitchen, dining, and living areas seamlessly, ideal for entertaining or relaxing. Enjoy high-end finishes, a beautiful fireplace, a modern kitchen with a central island and new stainless-steel appliances, high ceilings, and a three-car garage. With a total area of 2,866 sq. ft. , including a covered lanai, this home perfectly balances functionality and sophistication. Additional highlights include a SMART KEY system and a 2-10 Home Buyers Warranty for peace of mind. Schedule your showing today!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (36.8% below list).
• Recommended offer: $240k (36.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.1%/yr); 837 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).
• This rent runs 36% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $380k implies a 1420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,282 (36.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.20%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $336,845
• List price: $379,900
• Delta: 12.78%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.06×
• Total profit: $-112,300
• Equity at exit: $56,644

10-year hold

• IRR: -51.7%
• Equity multiple: -0.64×
• Total profit: $-174,908
• Equity at exit: $32,847

Cash invested: $106,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34286

• Home prices YoY: -9.5%
• Rents YoY: 1.1%
• Active inventory: 837
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-727

Break-even live

Break-even rent $3,323

Max offer price $274,677

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17031 Hillsborough Blvd Port Charlotte, FL	3.0	2.0	1751	$1,850	$1.06	21d	1	0.93mi
16466 Bauers Ave Port Charlotte, FL	3.0	2.0	1610	$2,100	$1.30	21d	1	1.01mi
73 Flamingo Blvd Port Charlotte, FL	3.0	2.0	1656	$2,150	$1.30	21d	1	1.03mi

Listing history 50 events

1. 2026-06-18
   days on market $379,900 Active 67 DOM
2. 2026-06-17
   days on market $379,900 Active 66 DOM
3. 2026-06-16
   days on market $379,900 Active 65 DOM
4. 2026-06-15
   days on market $379,900 Active 64 DOM
5. 2026-06-13
   days on market $379,900 Active 62 DOM
6. 2026-06-13
   days on market $379,900 Active 61 DOM
7. 2026-06-10
   days on market $379,900 Active 59 DOM
8. 2026-06-09
   days on market $379,900 Active 58 DOM
9. 2026-06-08
   days on market $379,900 Active 57 DOM
10. 2026-06-08
    days on market $379,900 Active 56 DOM
11. 2026-06-05
    days on market $379,900 Active 53 DOM
12. 2026-06-03
    days on market $379,900 Active 52 DOM
13. 2026-06-02
    days on market $379,900 Active 51 DOM
14. 2026-06-01
    days on market $379,900 Active 50 DOM
15. 2026-05-31
    days on market $379,900 Active 49 DOM
16. 2026-04-21
    status Active 1014-char remark

    Show marketing remark (1014 chars)

    Back on the market, this home is a showstopper! Motivated Builder. No FLOOD, No HOA, and No CDD fees. Enjoy 1% toward closing costs and a complimentary appraisal with our preferred lending partner. Welcome to this stunning brand-new home offering 1,839 sq. ft. of elegant living space, thoughtfully designed for modern comfort and style. This residence features 3 spacious bedrooms plus a versatile flex room or den, perfect as a fourth bedroom, home office, or creative space. The open-concept layout connects the kitchen, dining, and living areas seamlessly, ideal for entertaining or relaxing. Enjoy high-end finishes, a beautiful fireplace, a modern kitchen with a central island and new stainless-steel appliances, high ceilings, and a three-car garage. With a total area of 2,866 sq. ft. , including a covered lanai, this home perfectly balances functionality and sophistication. Additional highlights include a SMART KEY system and a 2-10 Home Buyers Warranty for peace of mind. Schedule your showing today!

17. 2026-04-15
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Back on the market, this home is a showstopper! Motivated Builder. No FLOOD, No HOA, and No CDD fees. Enjoy 1% toward closing costs and a complimentary appraisal with our preferred lending partner. Welcome to this stunning brand-new home offering 1,839 sq. ft. of elegant living space, thoughtfully designed for modern comfort and style. This residence features 3 spacious bedrooms plus a versatile flex room or den, perfect as a fourth bedroom, home office, or creative space. The open-concept layout connects the kitchen, dining, and living areas seamlessly, ideal for entertaining or relaxing. Enjoy high-end finishes, a beautiful fireplace, a modern kitchen with a central island and new stainless-steel appliances, high ceilings, and a three-car garage. With a total area of 2,866 sq. ft. , including a covered lanai, this home perfectly balances functionality and sophistication. Additional highlights include a SMART KEY system and a 2-10 Home Buyers Warranty for peace of mind. Schedule your showing today!

18. 2026-04-06
    listed $379,900 Active 1014-char remark

    Show marketing remark (1014 chars)

    Back on the market, this home is a showstopper! Motivated Builder. No FLOOD, No HOA, and No CDD fees. Enjoy 1% toward closing costs and a complimentary appraisal with our preferred lending partner. Welcome to this stunning brand-new home offering 1,839 sq. ft. of elegant living space, thoughtfully designed for modern comfort and style. This residence features 3 spacious bedrooms plus a versatile flex room or den, perfect as a fourth bedroom, home office, or creative space. The open-concept layout connects the kitchen, dining, and living areas seamlessly, ideal for entertaining or relaxing. Enjoy high-end finishes, a beautiful fireplace, a modern kitchen with a central island and new stainless-steel appliances, high ceilings, and a three-car garage. With a total area of 2,866 sq. ft. , including a covered lanai, this home perfectly balances functionality and sophistication. Additional highlights include a SMART KEY system and a 2-10 Home Buyers Warranty for peace of mind. Schedule your showing today!

19. 2026-04-06
    historical

    Show marketing remark (1014 chars)

    Back on the market, this home is a showstopper! Motivated Builder. No FLOOD, No HOA, and No CDD fees. Enjoy 1% toward closing costs and a complimentary appraisal with our preferred lending partner. Welcome to this stunning brand-new home offering 1,839 sq. ft. of elegant living space, thoughtfully designed for modern comfort and style. This residence features 3 spacious bedrooms plus a versatile flex room or den, perfect as a fourth bedroom, home office, or creative space. The open-concept layout connects the kitchen, dining, and living areas seamlessly, ideal for entertaining or relaxing. Enjoy high-end finishes, a beautiful fireplace, a modern kitchen with a central island and new stainless-steel appliances, high ceilings, and a three-car garage. With a total area of 2,866 sq. ft. , including a covered lanai, this home perfectly balances functionality and sophistication. Additional highlights include a SMART KEY system and a 2-10 Home Buyers Warranty for peace of mind. Schedule your showing today!

20. 2026-02-26
    price $379,000
21. 2026-02-04
    price $379,900
22. 2026-01-15
    price $384,900
23. 2025-12-04
    listed $389,900 Active
24. 2024-08-26
    soldstatus $25,000
25. 2023-02-21
    status Pending
26. 2023-02-21
    soldstatus $19,000 Closed
27. 2023-01-23
    price $20,000
28. 2022-12-01
    price $20,500
29. 2022-09-05
    listed $25,000 Active
30. 2020-05-13
    historical
31. 2020-02-12
    price $13,500
32. 2019-12-16
    soldstatus $6,000 Sold
33. 2019-12-04
    status Pending
34. 2019-11-12
    listed $6,000 Active
35. 2019-08-22
    listed $16,500 Active
36. 2019-02-14
    soldstatus $7,000 Sold
37. 2019-01-14
    status Pending
38. 2018-08-16
    listed $7,900 Active
39. 2016-03-11
    soldstatus $6,400 Sold
40. 2016-02-24
    status Pending
41. 2014-06-14
    status Active
42. 2014-06-10
    historical
43. 2013-07-29
    listed $7,000 Active
44. 2012-03-23
    soldstatus $3,000
45. 2011-03-02
    listed $4,500
46. 2007-05-26
    listed $49,000
47. 2006-11-01
    listed $20,000
48. 2006-10-30
    listed $55,900
49. 2006-03-11
    listed $36,000
50. 2006-02-24
    listed $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,834
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$11,052
• Taxable loss: −$15,710
• Est. tax savings @ 24.0%: +$3,770
• After-tax cash flow: $-4,956/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Port, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 22,534
• Household income: $80,553
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 545.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 7% Lithuanian 4% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Indo-European 1%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.36%
• Current HPI: 297.3707
• Rent YoY: ▲ 1.12%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1166.3% since first listed

40 events — show timeline

• 2026-04-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-04-06 Listed $379,900 Stellar MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $379,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $379,900 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $384,900 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Listed $389,900 Stellar MLS as Distributed by MLS Grid
• 2024-08-26 Sold (Public Records) $25,000 Public Records
• 2023-02-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-02-21 Sold (MLS) $19,000 Stellar MLS as Distributed by MLS Grid
• 2023-01-23 Price Changed $20,000 Stellar MLS as Distributed by MLS Grid
• 2022-12-01 Price Changed $20,500 Stellar MLS as Distributed by MLS Grid
• 2022-09-05 Listed $25,000 Stellar MLS as Distributed by MLS Grid
• 2020-05-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-02-12 Price Changed $13,500 Stellar MLS as Distributed by MLS Grid
• 2019-12-16 Sold (MLS) $6,000 Stellar MLS as Distributed by MLS Grid
• 2019-12-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2019-11-12 Listed $6,000 Stellar MLS as Distributed by MLS Grid
• 2019-08-22 Listed $16,500 Stellar MLS as Distributed by MLS Grid
• 2019-02-14 Sold (MLS) $7,000 Stellar MLS as Distributed by MLS Grid
• 2019-01-14 Pending — Stellar MLS as Distributed by MLS Grid
• 2018-08-16 Listed $7,900 Stellar MLS as Distributed by MLS Grid
• 2016-03-11 Sold (MLS) $6,400 Stellar MLS as Distributed by MLS Grid
• 2016-02-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2014-06-14 Relisted — Stellar MLS as Distributed by MLS Grid
• 2014-06-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2013-07-29 Listed $7,000 Stellar MLS as Distributed by MLS Grid
• 2012-03-23 Sold (MLS) $3,000 Stellar MLS as Distributed by MLS Grid
• 2011-03-02 Listed $4,500 Stellar MLS as Distributed by MLS Grid
• 2007-05-26 Listed $49,000 Stellar MLS as Distributed by MLS Grid
• 2006-11-01 Listed $20,000 Stellar MLS as Distributed by MLS Grid
• 2006-10-30 Listed $55,900 Stellar MLS as Distributed by MLS Grid
• 2006-03-11 Listed $36,000 Stellar MLS as Distributed by MLS Grid
• 2006-02-24 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2005-09-24 Listed $56,000 Stellar MLS as Distributed by MLS Grid
• 2005-07-13 Listed $44,900 Stellar MLS as Distributed by MLS Grid
• 2005-05-16 Sold (MLS) $34,900 Stellar MLS as Distributed by MLS Grid
• 2005-03-10 Listed $34,900 Stellar MLS as Distributed by MLS Grid
• 2004-12-10 Sold (Public Records) $30,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $755 · +18.1% YoY. Source: county tax records.